Security deposit return law in Massachusetts

In Massachusetts, a landlord must return the security deposit within 30 days (Mass. Gen. Laws c. 186, s. 15B).

Return deadline: 30 days after the tenancy ends
Deposit cap: One month's rent (conditions below)
Itemized list of deductions: Required
If you get it wrong: The landlord forfeits the right to keep any part of the deposit, or to counterclaim for damage, if it fails to deposit the funds as required, misses the 30-day itemized list, uses or enforces a lease clause that conflicts with the statute, fails to handle the deposit correctly on a transfer of ownership, or fails to return the balance with interest within 30 days (15B(6)).; Mass. Gen. Laws c. 186, s. 15B. Verified 2026-09-25.

When the clock starts, and what goes with the money

Within 30 days after the tenancy ends, the landlord must return the deposit or balance (15B(4)).
Deductions are limited to unpaid rent or water charges, unpaid real estate tax increases under a valid tax escalation clause, and reasonable repair costs for damage beyond reasonable wear and tear.
For damage, the landlord must give an itemized list within the same 30 days, sworn under pains and penalties of perjury, describing the damage and repairs in precise detail, with written evidence such as estimates, bills, invoices, or receipts.
Nothing may be deducted for damage listed on the move-in statement of condition unless it was repaired and the new damage is unrelated (15B(4)).

How much you can collect

Massachusetts caps the security deposit at one month's rent (Mass. Gen. Laws c. 186, s. 15B). The conditions attached to that cap matter as much as the number:

A security deposit equal to the first month's rent, and only if it is deposited as required and the tenant gets a statement of condition (c.186 s.15B(1)(b)(iii)).
At or before move-in the landlord can collect nothing beyond first month's rent, last month's rent at the same rate, the deposit, and the cost to buy and install a new lock and key (15B(1)(b)).
After move-in the landlord cannot demand a deposit above this limit (15B(1)(d)).
The statute lets the state housing office write regulations allowing an optional fee in lieu of a deposit, capped at one month's rent combined with any deposit.
A 2025 amendment effective August 1, 2025 extends the up-front payment limit to the landlord's agent.
Does not apply to vacation or recreational rentals of 100 days or less (15B(9)).

What it costs to get this wrong

The landlord forfeits the right to keep any part of the deposit, or to counterclaim for damage, if it fails to deposit the funds as required, misses the 30-day itemized list, uses or enforces a lease clause that conflicts with the statute, fails to handle the deposit correctly on a transfer of ownership, or fails to return the balance with interest within 30 days (15B(6)).
For failures under 15B(6)(a), (d), or (e), the tenant is awarded three times the deposit or balance owed, plus 5% interest from the due date, court costs, and reasonable attorney's fees (15B(7)).

Holding the deposit

The landlord must give a signed receipt when the deposit is paid, and a separate written statement of the unit's condition within 10 days of the tenancy starting (or on receipt of the deposit, if later), which the tenant has 15 days to return with any additions (15B(2)(b)-(c)).
The deposit must be held in a separate interest-bearing account at a Massachusetts bank, protected from the landlord's creditors, and within 30 days the tenant must receive a receipt naming the bank, its location, the amount, and the account number.
Missing this lets the tenant demand the deposit back immediately (15B(3)(a)).
Interest at 5% a year, or the lesser amount the bank paid, is owed yearly with an annual statement (15B(3)(b)).
The landlord must keep deposit and damage records for two years (15B(2)(d)).
Last month's rent paid in advance has its own receipt and 5% interest rules, with triple damages for unpaid interest (15B(2)(a)).

Common questions

How long does a Massachusetts landlord have to return a security deposit?

30 days, under Mass. Gen. Laws c. 186, s. 15B. Within 30 days after the tenancy ends, the landlord must return the deposit or balance (15B(4)). When the clock starts and what goes back with the money is covered above.

Does Massachusetts cap the security deposit?

Yes, one month's rent. A security deposit equal to the first month's rent, and only if it is deposited as required and the tenant gets a statement of condition (c.186 s.15B(1)(b)(iii)). At or before move-in the landlord can collect nothing beyond first month's rent, last month's rent at the same rate, the deposit, and the cost to buy and install a new lock and key (15B(1)(b)). After move-in the landlord cannot demand a deposit above this limit (15B(1)(d)). The statute lets the state housing office write regulations allowing an optional fee in lieu of a deposit, capped at one month's rent combined with any deposit. A 2025 amendment effective August 1, 2025 extends the up-front payment limit to the landlord's agent. Does not apply to vacation or recreational rentals of 100 days or less (15B(9)).

What happens if a Massachusetts landlord misses the deadline or withholds wrongly?

The landlord forfeits the right to keep any part of the deposit, or to counterclaim for damage, if it fails to deposit the funds as required, misses the 30-day itemized list, uses or enforces a lease clause that conflicts with the statute, fails to handle the deposit correctly on a transfer of ownership, or fails to return the balance with interest within 30 days (15B(6)). The full rule is under "What it costs to get this wrong" above.

Does a Massachusetts security deposit have to be held a particular way?

The landlord must give a signed receipt when the deposit is paid, and a separate written statement of the unit's condition within 10 days of the tenancy starting (or on receipt of the deposit, if later), which the tenant has 15 days to return with any additions (15B(2)(b)-(c)). The rest is under "Holding the deposit" above.

The deposit paperwork is the part that gets lost. PropManager keeps the deposit on the lease, the move-out itemization with the tenant's file, and the refund in the ledger, so the record exists before a dispute does.

Sources

Mass. Gen. Laws c. 186, s. 15B. Source: https://malegislature.gov/Laws/GeneralLaws/PartII/TitleI/Chapter186/Section15B. Verified 2026-09-25.

General information, not legal advice. Check your own lease and any city or county ordinance before you rely on it.

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